Home Sellers Talking to Buyers? Not a Good Idea
Many times a home seller will tell their Realtor that they do not want to have a lockbox on their home. No lockbox means much fewer showings and it is a red flag that trouble may lie ahead with these sellers.
When a seller talks to buyer’s agent and the buyers, trouble is usually the end result. Sellers many times will say the wrong thing. Buyer's agents are there to gather information and use it against the seller when it comes to negotiation time. Buyers agents who are Realtors are not supposed to talk to the seller in an esthetical manner or a manner that would be deemed unethical. It is important to note that not every agent is a Realtor. Even an smilingly simple question could turn into a complicated answer, which could affect the seller in a bad way.
Questions a Seller Should Not Talk About With a Buyer’s Agent.
Regardless if you are selling Collin County homes or Denton County homes sellers never think that they are saying something that could come back and bite them. They want to be informative and helpful. They can be told to keep their mouths shut but it doesn't do any good. Instead, I would suggest they say something like, “Please discuss that with my agent," as a way to deflect and defuse questions. They can also let the buyer and their buyer's agent know that they are not being impolite but that their listing agent has advised them to not answer any questions. When it comes to Tarrant County homes here are questions that can cause problems in a transaction if the seller talks to the buyer about them:
· How many offers have you received on the home?
If you have received more than one offer and your home is not sold, buyers will be wonder if there is something wrong with you or the home. If you haven't received any offers, they will also think that something may be wrong.
· How long have you lived in this home?
If you've lived in the home for only a couple of years or so, the buyers might think you're selling because the home isn't what you thought it would be when you bought it. If you've lived in the home for a long time, buyers may think you have a lot of equity that you don't know what to do with it.
· How much was the highest offer?
That's the thinking behind this question. Sometimes, it is slipped in so quickly that a seller will respond without realizing it. You don't ever want to show your hand.
· How fast do you need to move?
If you tell the buyer that your husband’s job has been transferred out of state and you wished you had sold last month, you are telling the buyers that you are desperate for an offer. Usually, desperate sellers often get hit with lowball offers.
· Where are you moving to?
If you're moving into a less expensive area, there are buyers that will think they don't have to pay the list price because they might decide you don't need the money. If you're moving to a higher priced community, buyers could be afraid to make an offer on your home because they worry it won't meet your monetary requirements.
· Why are you selling your home?
To avoid a lowball offer don’t even think about answering this question. Even joking about it can backfire. Agents and buyers will judge you on this question and try to use the information against you. Don't answer it.
· What are your neighbors like?
People can be very judgmental. Don't give a prospective buyer a reason to eliminate your home from their list. If they want to know about the neighbors, let them go talk to them without your input. Unless there’s something about your neighbors that may be construed as a material fact just don’t talk about them.
What repairs have you made to the house?
When selling your home most jurisdictions require you to fill out and sign a seller’s disclosure that you must make available to prospective buyers. This disclosure will list the repairs you have made to the home so there is no reason to discuss them prior to an offer. Sellers often remember repairs as costing more than the repairs really cost. In many cases, the cost of a repair does not add much to the value of the home. You don't want a buyer to wonder if your home is falling apart at its seams. This is why sellers should not be home when a buyer comes through to view it. Not only does a seller's absence allow the buyer privacy and time to consider the home as their own, which they can't do if a seller is present during the showing, but it also prevents the buyer from talking to the seller and it stops the buyers' agent from talking to the seller. Let your agent talk to the buyer's agent. That's why you have hired the agent to represent you in your transaction. Let your agent do their job.